News Tidbits 8/11/18

11 08 2018

1. It looks like the Mettler-Toledo facility has a buyer. Ongweoweh Corporation bought the 27,000 SF property at 5 Barr Road in Dryden for $3.24 million on August 3rd. Readers may remember that Mettler-Toledo decided to consolidate the Hi-Speed Dryden plant with a new facility in the Tampa Bay metro, taking 185 jobs with it. Founded in 1978 in Spencer, Ongweoweh Corporation is a Native American-owned pallet management company providing pallet & packaging procurement and design services, recycling services and supply chain optimization programs. The firm had only recently bought its existing 17,577 SF headquarters at 767 Warren Road in Lansing, for $2 million in September 2016 – as Ongweoweh moves to the larger space, it’s putting 767 Warren up for sale for $2.3 million. It’s not clear if this physical expansion will add jobs, and a request for comment was not returned. The company employs a little over 100 people according to a third-party profile, and 58 are based in the Ithaca area.

2. Let’s talk about another business expansion – Emmy’s Organics. The organic cookie producer’s new warehouse and HQ came one step closer to reality this week when the city’s Planning Committee gave its approval to let the full Common Council vote on the sale of 2.601 acres of IURA land to Emmy’s for $242,000. The land is towards the south end of Cherry Street, it’ll be the terminus of the extended Cherry Street, which will be lengthened 400 feet and create two new one-acre lots to sell to business that contribute to the IURA’s goals of job creation for LMI individuals. Examples include drilling tech firm Vector Magnetics, lab electronics manufacturer Precision Filters and the Crossfit Pallas gym. A fourth lot on the west side of the newly extended road would be deeded to the city as a natural buffer between development and the waterfront/Black Diamond Trail.

The initial phase of the $1.25 million development includes 4,000 SF of office/breakroom/entrance area, a 4,500 SF production area, and a 5,500 SF warehouse (14,000 SF total). If growth continues as it has, the plan is to implement a second phase in 2-3 years for a 20,000 SF expansion. The new facility will create at least five new jobs (total staff 24), and the potential expansion would likely add at least another twenty given that phase two called for the parking lot to grow from 22 to 41 spaces.

The rendering of the new HQ above, which is a STREAM Collaborative design, shows both phases. The section in the foreground is phase one, the shed roof structure at back is phase two. The section of parking lot towards the left is a phase two addition as well. No zoning variances are required. Whitham Planning and Design is leading the project through the city review process.

3. Let’s linger on Whitham for a moment. From their website is likely one of the runner-up proposals for the North Campus Residential Expansion over at Cornell. They were partnered with Ann Beha Architects and Baltimore-based Design Collective for a competing design that was ultimately not selected. Cornell interviewed four development teams before going with their final choice, Integreated Acquisition and Development, a firm associated with John Novarr and Phil Proujansky who did the Breazzano in Collegetown. Although owned and operated by Cornell, there is a developer’s fee IAD will earn for developing the NRCE project on behalf of Cornell. That fee varies per project and is usually confidential, but 3-6% is common in commercial builds, and by that yardstick, for a $175 million project IAD stands to make several million dollars.

With nothing more than a site plan, I’d be willing to guess that given the team members, the plan would have been a contemporary design, though perhaps more conservative than ikon.5 – Ann Beha designed the elegant if subdued first phase of the Cornell Law School addition.

4. The Hotel Ithaca is moving forward with the next phase of plans for its South Cayuga Street property. The next project is to tear down the vacated south wing, a 2-story structure built in the 1970s, and replace it with a surface parking lot. At a glance, this is not at all a welcome proposal for a downtown street corner. However, it comes with some promise of a hotel addition down the line. A development pad will be created for a “future market-driven addition”, meaning that if business grows and they decide to expand the hotel, they’ll have a level, stable, shovel-ready site. Until then, it’s seventeen fewer parking spaces the hotel will need in the Cayuga Street parking garage. The $550,000 project would be carried out from August to November, and NH Architecture is handling the landscaping, refinishing of the tower wall and overall application on behalf of owner Hart Hotels.

5. Visum’s not wasting any time on its affordable housing proposal for 327 West Seneca Street. The three-story, 12-unit building is planned for an October start and an April 2019 finish, and will be going before the planning board this month Declaration of Lead Agency and review of Parts 2 and 3 of the Environmental Assessment Form.

The project is an interesting little case study of how maximum height isn’t necessarily optimal. The zoning allows four floors; they want to serve 70-80% area median income, which requires 18 bedrooms for economic feasibility at this site. But to have four floors, the materials need to be fire-rated, and the units would need either emergency exit stairs, or an elevator. Since it’s a small building lot, an elevator would eat into the square footage of units, about a bedroom per floor, so there’s no net gain in rentable space with a fourth floor, but there would be an increased project cost. One could save costs by putting in the stairs vs. the elevator, but the fourth floor units would be harder to fill because they would pose greater access difficulties – ask around and see how many people want to walk up four flights everyday. This is actually one of the major reasons why the Village Solars in Lansing are also three floors, the expense of elevators would have driven their budget higher than the mid-market segment Lifestyle Properties wanted to serve.

Net-zero energy use is being explored (electric heat pumps powered by off-site renewables), and yard and setback variances are being sought after the city seemed receptive to a variant sketch plan with a few more square feet in the units for the sake of livability. STREAM penned a traditional design fitting with the block, and the revisions added a few more windows into the sides of the structure.

Also in the projects memo for this month are final approval for Benderson’s 3,200 SF addition at 744 South Meadow Street and the Declaration of Lead Agency for Cornell’s new north campus dorms. The Benderson project’s landscaping plan was modified slightly, and a new rear exit door and front awning are being considered.

6. Out in the towns there’s not much going on next week. A special meeting of the Town of Ithaca’s Planning Board will decide whether or not to defer to the city as lead agency in the environmental review of Cornell’s north campus expansion. The town of Lansing will be holding public hearings for a one-lot subdivision and a four-lot subdivision for single-family homes.

7. The Lansing Village Cottages plan has its work cut out for it. The design has been tweaked such that the first two home clusters were combined, and the road connecting to Craft Road was realigned. The Millcroft Way connection will have a vegetative buffer and the road would be for emergency vehicle only. However, Millcroft Way residents are still seething – they have $500,000-$700,000, 2,500 SF+ homes locked under a covenant, while the same person who sold their lots is now selling to a developer planning 800-1200 SF cottages. Concerns include traffic, home values, density, and too many senior housing developments, which is a bit of an odd one. Logan’s Run isn’t just a street in Dryden.

The village is pretty hesitant to support this – the Board of Trustees sent the proposal back over to the Planning Board, hoping that they could make some recommendation as to whether it meets the goals of the village. On the one hand, that would seem an easy yes at a glance, it’s senior housing close to urban areas in an affordable price range. However, after shelling out close to $50,000 for lawyers to fight Lisa Bonniwell over her lawsuit to stop the East Pointe Apartments, money that won’t be paid back (perhaps indirectly in property taxes in a few years), the village is afraid of another Article 78 lawsuit, and the residents of Millcroft are very deep-pocketed and willing to go to court. This is vaguely reminiscent of a study that shows wealthier areas are much more adept at stopping density and new housing in general because they have more leverage – one of those being that a fear of costly litigation is a strong municipal deterrent.

8. We’ll end on a positive note – after eight years of back and forth, it appears site prep has begun on the 20 senior housing units planned as part of the Lansing Meadows project. Since developer Eric Goetzmann had until July 31st or else face significant legal action (Goetzmann applied for and received a tax abatement for the BJ’s that was contingent on the housing, and it was at risk of being clawed back), I had dropped by August 3rd. After looking around, it did not seem to be under construction; a bit of upturned dirt and a bulldozer on site. The village decided it was, if barely, according to the Lansing Star:

Yes, he scratched the earth. Yes, he does have the soil fencing in,” {Village Code Enforcement Officer Adam} Robbs said. “He has hired a dedicated contractor at this time to do the site work. He has a culvert permit and approval to install a temporary culvert for construction use. I do have a preliminary set of plans. I am hesitant to say he has begun a significant amount of work… but he has begun work.”

>We’ll see if it merits an update in October.





Hilton Canopy Hotel Construction Update, 7/2018

15 07 2018

As previously mentioned on the Voice, the new 131-room Canopy by Hilton is one floor short of topping out. Interestingly, the ground level/lobby uses Georgia-Pacific DensGlass fiberglass mat sheathing, while the upper level use National Gypsum eXP boards. I’m not sure why the change – both are fire-rated, mold and water resistant. It probably doesn’t have to do with the exterior finishes (brick veneer is used at both ground level and on some of the wall projections above), but it’s possible it has to do with the construction material. The ground level is composed of poured concrete, while the upper floors are structural steel and accompanying steel stud walls. Regardless of the reason, both are being covered with the same water-resistive barrier. You can see the interior stud walls through the rough window openings, but interior work hasn’t progressed much farther than that on the more recently erected upper floors. The lower floors appear to be undergoing utility rough-ins.

It still isn’t clear what the replacement panel color will be for the yellowish “Applesauce Cake” – not sure if Whitham Planning and the rest of the project team persuaded the city “Dark Ash” grey was okay, or if another color was chosen. If someone knows, feel free to chime in the comments.

Further information on the Canopy hotel can be found here.





Hilton Canopy Hotel Construction Update, 4/2018

5 05 2018

Construction continues on the Canopy, but the plans are in a state of modest flux. The fiber cement panels were changed to a different manufacturer, which uses a different paint supplier. The original Cem5 fiber cement panels use Swiss Pearl paints, while the revision proposes Nichiha panels using PPG paints. The replacement colors are very similar.

However, the dull yellow “Applesauce Cake” accent panels (itself a replacement for Cem5 “Carat Topaz”), was rejected by Canopy. The replacement color, a charcoal grey “Dark Ash”, was disliked by the board, so the project team is still trying to determine a suitable color replacement with enough to get the order filed with the manufacturer without delaying the construction timeline. I wonder if, given the orange Canopy logo and branding, if a soft “rustic” orange shade might be available? The thought being that it would tell visitors quickly that this building is a Hilton Canopy, and a warm, subtle shade would brighten the facade without being obnoxious. From what I see, one can custom order panels, which is no doubt more expensive, but I’m not seeing a list of standard colors anywhere.

While excavating, the project team did find some small fragments of the Strand Theater, which stood on the site until its demolition in 1993. The “most decorative” pieces are going to be used in a display inside the hotel lobby, and further consideration is being made for an exterior mural.

The landscaping is being tweaked to extend a sidewalk through the property to Seneca Way, as well as a curb-cut and smaller planters to fit within the property line. A pair of ginkgo trees planned for the property are being replaced with some dense shrubs and perennial instead. This is the eleventh version of the project I now have on file. Background info and specifications can be found here.

The hotel has completed foundation work and is up to the second floor. The steel skeleton and elevator cores/stairwells continue to rise, with thinner exterior steel stud walls on the ground floor and fireproof gypsum panels on the second floor. The finished product should be coming onto the market in about a year.

 





News Tidbits 4/7/18: A Day Late and A Dollar Short

7 04 2018

1. It appears the Sleep Inn hotel is moving forward. Building permits for the 37,000 SF, 70 room hotel at 635 Elmira Road were issued by the town of Ithaca on March 23rd. According to the town’s documentation, the project cost is $4.1 million, though it’s not 100% clear if that’s hard costs (materials/labor) and soft costs (legal/engineering/design work), or just hard costs alone.

The Sleep Inn project was first introduced in Spring 2016, and underwent substantial aesthetic revisions to a more detail, rustic appearance. Even then, the project was barely approved by the Planning Board, which had concerns about its height, relatively small lot size and proximity to the Buttermilk Falls Natural Area. The hotel’s developer, Pratik Ahir of Ahir Hotels, co-owns the Rodeway Inn further down Elmira Road. Both the Rodeway and Sleep Inn are Choice Hotels brands, so although the Sleep Inn brand is new to the area (and uncommon in upstate New York), it’s not as unusual as it seems. Given the size, a 12-month buildout seems reasonable. Look for updates as the project gets underway.

2. In a similar vein, the gut renovation and expansion at 1020 Craft Road now has a building loan on file – $1.88 million as of April 3rd, courtesy of Elmira Savings Bank. The existing 10,500 SF industrial building has been gutted down to the support beams, and will be fully rebuilt with an additional 4,400 SF of space. The project is being developed and built by Marchuska Brothers Construction of Binghamton. According to the village of Lansing and the developer, the project will be occupied by multiple medical tenants.

3. The problem with tight publishing deadlines is that if a quote doesn’t arrive in time, you can either put it in afterward as an updated statement, or it gets left out. So on the heels of the report that Visum Development Group is upstate New York’s fastest growing company in terms of revenue (Inc.com’s guidelines were three-year period 2014-16 and at least $100,000 in revenue to start), I wanted to share this for those who might have missed the article update. The statement comes courtesy of Todd Fox, who was asked for comment and responded the following day.

“I would love to acknowledge the Visum team because without them I would never be able to accomplish what I am doing. I’m blessed to have the most passionate and talented people I have ever met. Chris Petrillose is my longest running team member and is the backbone of operations. I also want to acknowledge Patrick Braga, Matt Tallarico, Marissa Vivenzio, and Piotr Nowakowski. They are all rock stars and deserve so much of the credit for our success!

We are currently looking to expand into several new markets, which are as far south as Sarasota Florida and as far west as Boise Idaho. For the Ithaca market, we are essentially hitting the breaks on student housing for Cornell, as we beginning to experience some softening in the market. Our new focus is on for-sale condos and moderate-affordable rentals. We actually have multiple properties under contract and plan to bring about 1,000 to 2,000 new beds online over the next several years.”
Note the last parts. The market for student housing if softening. Visum will focus on for-sale condos and moderate-affordable rentals, things Ithaca could use more of, and 1,000 to 2,000 beds would certainly make a dent in the housing deficit. Of course, proof is in the pudding, so we’ll see what happens over the next several years.

4. The town of Ithaca was less than pleased about Maplewood’s request to extend indoor working hours until 10:30 PM. Labor, weather and building supply (wood frame) issues were cited as reasons for the needed extension. The Ithaca Times’ Matt Butler, who was at the meeting, provided this quote:

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Yikes. The “happy medium” the board finally gave in to was construction until 9 PM on buildings interior to the project site, away from the main roads. The tradeoff is that EdR and Cornell now expect to not have some of the later structures ready until August 20th, practically move-in day for all of Cornell’s on-campus undergrads.

5. Readers of the Voice and Times will know that the county is pursuing some of the $3.3 billion in federal dollars earmarked but not yet disbursed for opioid crisis treatment. While a temporary addiction facility is being prepared, there are plans in the works to open a detox and stabilization facility in Tompkins County. Unfortunately, it needs much more funding to move forward. The new facility will cost $11 million to build and make operational, and so far about $1 million has been received so far in grants.

For the purpose of this blog, I asked about the design beside Angela Sullivan and Senator Schumer – it is a conceptual design for demonstrative purposes, and a location for a new facility has not yet been fully determined. However, they intend to send a press release once a site has been selected.

By the way, the green logo at lower right is a giveaway on the architect – that would be Ithaca’s HOLT Architects, who are specialists in healthcare facilities.

6. New to the market this week, “Clockworks Plaza” at 402 Third Street in the city of Ithaca’s Northside neighborhood. The 12,821 SF building was one of the few sizable buildings built in Ithaca in the 1990s (1993, to be exact), and is on the market for $2.6 million. The current owner, masked by an LLC, bought the property for $1.5 million in April 2016, the same value for which it is assessed.

That came up on the blog here. The buyer was Steven Wells of suburban Boston, who purchased the property in a buying spree that also included 508 West State Street (former Felicia’s, empty at the time) and 622 Cascadilla Street. 508 West State is now rented by Franco’s Pizzeria. Zaza’s still occupies 622 Cascadilla.

As I wrote at the time of sale:

“They all have different owners, and they’re in varying physical conditions. The only thing that unites these three properties is all that are in areas the city as ripe for redevelopment for urban mixed-use in the Comprehensive Plan. Felicia’s was upzoned in June 2013 to CBD-60, permitting a 60-foot tall building, no parking required. 622 Cascadilla is WEDZ-1a, allowing for five floors and no off-street parking requirement. Lastly, 402-410 Third Street is B-4, 40′ max and 50% lot coverage, but allows virtually any kind of business outside of adult entertainment. Those are some of the city’s more accommodating zoning types, so we’ll see what happens moving forward. At the very least, the public relations game will be starting from behind the proverbial eight ball.”

The reason why the public relations game was ‘behind the eight ball’? He was the guy who sold 602 West State Street and adjacent low-income housing properties to Elmira Savings Bank. There were accusations that the transaction between Wells and the bank was poorly handled, with claims that the lease terms of existing tenants were changed improperly, and tenants not being told their homes were being sold. It’s not clear it that’s accurate, because no one would share their documents to prove their claims. But what is clear is that this created a nightmare situation.

 

7. It looks likely fewer people will be living in City Centre than first intended. The initial 192-unit mix was 61 studios, 78 one-bedrooms and 53 two-bedrooms. The newly-proposed mix is 33 studios, 120 one-bedrooms, and 39 two-bedrooms. It also appears the retail space has been reconfigured from four spaces to three, though the overall square footage appears to be about the same. There are some minor exterior changes proposed as well; paver colors, lighting, the types of metal panel used (Alucoil to Overly Dimension XP and Larson ACM panels), landscaping, and exterior vents. Assuming the PDF is accurate, the panel change is slight, but gives the building a slightly darker grey facade. Some of these changes are in response to code and safety discussions, others are likely value engineering.

8. From the city’s project memo, we see Greenstar’s new store (which is going into the Voice) and a pair of new if small projects.

The first is that it appears Benderson is expanding South Meadow Square again. Along with the pair of endcap additions underway, the Buffalo-based retail giant is looking to add a 3,200 SF addition to the west endcap of one of its smaller retail strings. The addition is on the Chipotle/CoreLife strip, next to Firehouse Subs. The dumpster enclosure currently on-site will be relocated to the Panera strip across the road to make room for the building, which will be flush to the sidewalk with…a blank wall. Seems like a bit of a missed opportunity there. The 35′ x 92′ addition has no announced tenant, though 3,200 SF is reasonable for a smaller restaurant or retail space (Chipotle is 2,400 SF, for instance, and Panera 4,100 SF; the stores in this particular retail strip, which includes a vitamin store, tanning salon and barber shop, are in the range of 1,380-4,089 SF). The total project cost is only $132,000, and no construction period is given in the Site Plan Review document.

The second is a “pocket neighborhood” in Northside. Barken Family Realty of Ithaca is planning to renovate two existing homes at 207 and 209 First Street, and add a new 2,566 SF two-family home behind the properties. They would be set up as a “pocket neighborhood”, consolidated into a single tax parcel with a common area, picnic tables and raised plant beds. The fence would be repaired and the gravel driveways improved. No demolition is planned, but five mature trees would come down to make way for the new home (6-8 new trees will be planted).

Hamel Architects of Aurora designed the new duplex, which is intended to quietly fit into the neighborhood context. Each unit will be two bedrooms. The $265,000 project would be built from October 2018 to March 2019.

9. We’ll finish this week with a potential new build. The above project was first showcased on STREAM Collaborative’s Instagram at an early stage. It is a 3.5 story, 11,526 SF building with 10 units (6 one-bedroom, 4 two-bedroom), and the two one-bedrooms on the first floor are live-work spaces – the front entrances are workspaces for home businesses. It is proposed along West Seneca Street, and only the south side of West Seneca allowed for mixed-uses like live/work spaces. Materials look to be Hardie Board fiber cement lap siding and trim. The design is influenced by other structures along West Seneca, and a bit from STREAM architect Noah Demarest’s time with Union Studio in Providence, Rhode Island, where he worked before setting up his own practice back in Ithaca – there are similarities between here and Union Studio’s Capitol Square mixed-use design in Providence.

The project actually was sent with its name and title, but fingers crossed, it will be part of a bigger article.

 

 

 





Hilton Canopy Hotel Construction Update, 2/2018

24 02 2018

The concrete elevator core and stairwells are on the rise at the Hilton Canopy site on Seneca Way. The center one is the elevator core, the two adjacent to the foundation walls are stair columns. The foundation walls aren’t fully complete yet, forms are in place for future pours towards the southwest corner of the building’s footprint. But all in all, moving along fairly well, and the start of steel structural framing is probably not too far off.

Fun side note, it appears the Canopy brand has a dog-friendly policy. Convenient for the visitor with a four-legged fur child. Canopy, as a “neighborhood-focused lifestyle brand”, is designed to appeal to upscale travelers. It’s described as having a more contemporary focus, with an emphasis on tech-friendliness and local services beyond the hotels themselves. You probably won’t see a Canopy at a suburban highway exit. Urban spaces with a lot of street life are their key geographic segment.





Hilton Canopy Hotel Construction Update, 12/2017

20 12 2017

Given how long this project seemed to be be stuck in post-approval financial purgatory, it still surprised me when I see construction underway at the Hilton Canopy hotel site on the 300 Block of East State Street.

One imagines that summer 2018 will be a construction nerd’s paradise, as cranes for City Centre, Harold’s Square and the Hilton will dot the city’s skyline, no doubt making their way into future TCAD imagery. But for now, it’s subsurface work. The Canopy is excavated, lagging, H-beams and steel tiebacks have been erected to hold the soil back, and wooden forms are being assembled for the concrete pours. Forms are typically plywood, sometimes aluminum or steel, and are braced to resist the pressure from the concrete as it is poured to make the foundation walls. For commercial buildings like the Canopy, stronger steel forms with plywood sheet ply are used. In this case, since the walls are quite tall, workers have installed brackets and scaffolds along the forms so that they can stand and work higher up on the walls. Specifically, I think it’s a Symons Steel-Ply Forming System that is being used.

The footprint of the site also has some less imposing wood forms that have been assembled, and interior to those some steel rebar has been laid, to add strength to the concrete as it cures. Some of the basement concrete slab has already been poured along the perimeter, and some is being readied for pours. The elevator shaft and north stairwell will occupy some of the footprint of where the rebar grid is in the second and third photos below. The basement will consist of storage rooms, utility space, a fuel room, laundry facilities, housekeeping office, main offices for hotel staff and back-end operations, restrooms and a breakroom. The smaller forms with the square outline on the south side of the site look to be about where the money counting room and/or data/communications room will be.

Note the light rigging onsite – December’s short daylight hours are no conducive for outdoor construction. Floodlamps are a way around that.





News Tidbits 10/7/17: Opportunities Come and Go

7 10 2017

1. The Inn at Taughannock expansion is no longer. The project, which called for a 2-story addition containing dining facilities, five guest rooms and facilities to support a 200-person capacity event center, was opposed by neighbors in Ulysses for being too large, the potential for noise, traffic, and for being out of character with the area. The strong disapproval played a big role in the town of Ulysses Zoning Board of Appeals’ decision to reject two of three building variances sought for the project, the exception being a cupola on the existing building. The board also permitted four of the six proposed signs.

With denials noted, the plan at this point is mostly landscaping – clean fill (soil) to level out the south lawn for gatherings, construction of a stone fence wall and retaining wall, re-configuring a stairway and patio area, lawn seeding and stormwater facilities.

2. One door is closed, another potentially opens. For sale, a trio of parcels – 526 West Seneca Street, 528 West Seneca Street, and 209 North Meadow Street – are up for sale on the city’s West End. The listing from Pyramid Brokerage’s August Monkemeyer is short and to the point:

“Rare opportunity on prime signalized intersection in Ithaca’s commercial corridor. Corner location with excellent exposure, road frontage and heavy traffic 32,000 plus ADDT. Redevelopment site for multiple commercial uses.”

For the record, ADDT is a typo. It’s AADT – “Average Annual Daily Traffic”. The brochure is a little more in-depth, and says 39,000 AADT. The listing price for the collection is $1.5 million.

528 West Seneca is a recently renovated early 1900s 4-unit apartment house purchased by current owner Shawn Gillespie in 2003 and it has an assessed value of $200,000. 528 West Seneca is an early 1900s house converted into an office building. It was renovated in the 2000s, purchased by Gillespie in 2012 and is assessed at $220,000. 209 North Meadow, an 1880s single-family home, has seen better days. It was co-purchased by Gillespie in 2015 and is assessed at $50,000 due to its poor condition. All of the buildings are designed in the older vernacular style common to the Ithaca area (“urban farmhouses”), so they’re old, but the designs were cookie cutter for their time, and their overall historic value is limited.

Zoning is a mixed bag. The two with frontage on Meadow are WEDZ-1b, while 526 West Seneca is R-3b. R-3b allows 4-story buildings with up to 40% lot coverage, has parking requirements that vary depending on the type of residence, and is geared towards small apartment buildings. WEDZ-1b is one of the city rarer codes, general retail and office uses that allows 100% lot coverage on parcel with less than 50 feet frontage (209 Meadow in this case), and 90% otherwise. However, the maximum floor height is only two floors, and one story buildings have to have pitched roofs. Unlike its WEDZ-1a counterpart across the street, parking is required. Looking at the code, it seems like a recipe for suburban box retail in the heart of the West End, with the R-3b a possible site for additional parking. That doesn’t seem to mesh with the urban mixed-use direction the city’s been moving towards. Should it sell, and it looks noteworthy, there will be a follow-up.

3. The construction loan for Nick Stavropoulos’ 107 South Albany Street project has been filed. Tompkins Trust will be able to watch their latest loan agreement from just a few blocks away. The total loan amount is $1,110,346.75. A small local company, Northeast Renovation Inc., will be the general contractor for the 11-unit apartment building.

Subcontractors on file include Frank Belentsof of Bestway Lumber (Excavation), Brian Kehoe of Kehoe’s Concrete Concepts for foundation work, Albanese Plumbing LLC for plumbing/HVAC/sprinklers, Weydman Electric, Goodale Sprayfoam for insulation, Joe Alpert of Drywall Interiors for sheetrock hanging. Fabbroni Engineers is doing the structural engineering in partnership with architect Daniel R. Hirtler.

4. The city of Ithaca Planning and Development Board was less than enthused about 311 College Avenue, aka Visum Development’s mixed-use Nines replacement. From the sound of it, the board’s John Schroeder was liable to go apoplectic. At the least, it seems the board wants a feasibility study for the cost of moving the firehouse-turned-restaurant to another site. From a design perspective, the board would like for either the design to pay homage to the Nines, or to reuse some of its building materials.

In contrast, it was fairly smooth sailing for the other projects under review. The duplex at 217 Columbia and Lakeview’s 60-unit supportive/affordable housing project were approved, and INHS’s 13-unit affordable housing proposal for the 200 Block of Elm Street progressed despite West Hill neighborhood opposition.

5. To touch on that topic a little more, the Times’ Nick Reynolds did an in-depth piece looking at the “crisis point” in Collegetown. It’s worth a read. I don’t agree with some of the insinuations (Student Agencies’ renovation of ca. 1985 409 College Avenue is not an aesthetic threat to the block), but it’s worth a read.

The document that Schroeder and Tomlan wrote of buildings they wanted preserved was uploaded as a PDF, but it is no longer online. The only copy of the list is from this blog, in a post eight years ago, and an article from the June 16, 2009 Ithaca Journal. The list and the response highlighted in the Journal shows there was a real disconnection, and I doubt most readers agreed completely with either Tomlan or the property owners. Since the PDF was published and reviewed by city staff and board appointees, two of 31 structures, the Snaith House (140 College) and Grandview House (209 College), were historically designated, and rightfully so, as exemplary architecture of their period. The Larkin was just designated as well, and the Chacona Block (Student Agencies) will be before the end of the year. Both of them are attractive older structures that provide a positive aesthetic complement to the neighborhood.

The Palms dive bar was not high design or even mediocre design, nor was it much of a desired neighborhood attribute, at least to permanent residents; nostalgic perhaps, but not historic. Pushing a structure on nostalgia alone will likely not clear the Planning Committee, as Steve Smith and Cynthia Brock nearly demonstrated with the Larkin Building. Mary Tomlan wanted to preserve a bar when the owner wanted to retire and sell it to whoever would give him the most. Sounds familiar.

However, the difference between the Palms and the Nines is that the Nines has a more substantial history, the structure has historic significance as the original home of Fire Station No .9. With its outdoor patio, it adds an aesthetic quality by being setback from the street yet maintaining active use frontage. That is not economically feasible in Collegetown and hasn’t been for decades, but it made sense for a fire station that served the community for generations. If there’s a balance between giving way to the new and preserving the old, the Nines and Palms fall on different sides.

The Times article references a “stopgap” measure that is basically an indefinite moratorium. That’s not the answer either. Most Collegetown structures offer little historic value. The Nines is a rare case otherwise. Without protective regulations, it was always a potential development target. Or rather, it was more like a landmine waiting to be triggered.

6. Courtesy of STREAM Collaborative’s biannual newsletter, the Varna Tiny Timbers project has a name and website. “The Cottages at Fall Creek Crossing”, as the 15-unit single-family development will be known, has website at http://www.cottagesatfallcreek.com. It’s bare bones at the moment and the lots have not yet begun marketing and sales. The pocket neighborhood of for-sale 2-bedroom and 3-bedroom homes will be built on the corner of Freese and Dryden Roads, the potential walkable, mixed-use center of the hamlet should a traditionally-designed Varna ever come to fruition. According to the newsletter, STREAM collaborated with Tiny Timber owner Buzz Dolph on the branding, logo and website, as well as on the design of the buildings and landscape.

7. It pains me a bit to admit this, but the Times is killing it in local meeting coverage. Even worse, the Voice has been short-staffed this week due to illness. At the Common Council meeting last night, members voted to give the IURA the necessary permission to handle the Green Street redevelopment project, including the RFP and submission review, sales terms and environmental review. Vicki Taylor Brous, public relations representative for developer Dave Lubin and his Harold’s Square project next door, spoke against the plans and said the project may be illegal, but until proven as such, review and discussion of the Ithaca Associates plan and any other submissions will move forward.

On another note, landmarking of the Larkin Building at 403 College Avenue was approved 8-2, with Cynthia Brock (D-1st) and Steve Smith (D-4th) opposed. Also, in what can only help Lansing Republicans, the city voted to join in on the Article 78 to halt the Cargill project until an Environment Impact Statement is conducted. The DEC deemed it unncecessary, and the lawsuit argues Cargill got special treatment. The dicey part is that a long, expensive study puts 200 blue-collar jobs at risk, and the debate has become a successful rallying cry for local conservatives.

I’m not a political consultant, but I think if outspoken Legislator Mike Sigler (R-Lansing) loses next month, it’ll be because of the national environment and the ability of progressive groups to tap into that at the local level. And if he wins, it’ll be because he channeled and won over the blue-collar Cargill households and their supporters who feel overlooked or kicked around in this debate.

8. One of the the perks of development – the latest Ithaca city budget calls for no tax increase for the 95% of homeowners whose assessment did not go up this year (not because of the market, but because the assessment office cycles through different parts of the county on 2-3 year intervals). The city will bring in an extra $621,508 (2.8%) through property taxes, mostly from new development “closing” on assessments as they’re completed and occupied. From 2012 to 2016, the budget increased 5.2%, while taxes, notoriously high thanks to the large percentage of tax-exempt property, fell 1%. In his budget presentation (copy on the Times webpage here), Myrick stated that without the $131 million in development since 2011, taxes would be 6.9% higher.

One thing that is not made clear in the article is that Collegetown Terrace, one of those big contributors, doesn’t have a tax abatement or PILOT. That’s taxed at 100% value. According to assessor Jay Franklin, assessments for a given year are calculated for the state of a property on March 1st, and in Terrace’s case, Building 7 wasn’t finished. Now that it is, it can be assessed at full value for 2018, which will be an additional $20-$25 million in taxable property (using $22.5 million, it equates to $270,900 in city taxes, given $12.04 per $1,000 assessed).

That might be the biggest addition, but other recent completions are not inconsequential. Back of the envelope estimates here, but when the Breazzano Center and INHS 210 Hancock PILOTs first show up in 2018, they will generate an additional $52,000. Even with its abatement, the Hotel Ithaca will add about $21,600 in year one if its $15 million price tag is close to assessment, and that will increase to $216,000/year after seven years (the downtown Business Improvement District tax rate is $14.40/$1,000). Several other recently-completed downtown projects will also pay more as their abatements taper towards full property value. For example, just the 10% increase for the Marriott in 2018 equates to about $29,000. Smaller projects like 607 South Aurora, 1001 North Aurora, 602 West State, 215-221 West Spencer and 123-129 Elmira stand to add another $70,000 or so in tax revenue. So all these projects not only make a dent in the housing deficit or provide jobs, they also provide a buffer to challenging times with declining state assistance. While development does increase demand for services, projects that are close to municipal services and able to easily tap into existing infrastructure generally provide a net positive financial benefit to the community.

Meanwhile, the town of Ithaca is looking at a miniscule tax increase this year of 0.21 percent (1.57 cents per $1,000), and will benefit from the Maplewood project, which at $80 million and $6.66/1,000, will pay in the ballpark of $532,000 towards the town, its highway department and the inter-municipal fire department (the city also gets a small share, only 1-2%).

9. A couple of sales of note. A 28.07 parcel of land along Oakcrest Road in Lansing, which was touted for potential suburban housing development, was sold for $610,000 to a well-known Cornell professor and his wife. The price was a little over 90% of ask, not bad for land. From a close mutual friend, real estate development is not one of the buyer’s interests. So, less likely to be a development, but maybe a grand estate.

Meanwhile, south of the Shannon Park development, and on the southern edge of the image above, an LLC paid $480,000, slightly below assessment, for 731 Cayuga Heights Road, a well-maintained 1820 farmhouse on 12.55 acres. The LLC’s address is the same as the Pyramid Companies, owners (or recent sellers?) of the Shoppes at Ithaca Mall, which the land abuts to its east. Something to keep an eye on, for sure.

 

10. Looking like a slow week and month ahead. The city of Ithaca Landmarks Preservation Commission is reviewing a roofing project. Nothing new in the city project’s memo, though some supplemental documents were added for Bridges Cornell Heights’ 16-bedroom mansion proposed at 105 Dearborn Place. It and INHS’s 203-209 Elm Street plan are up for final approval at the end of the month, potentially leaving no projects for review before the city (311 College will be discussed, but not reviewed this month, and its future progress is uncertain). The town’s planning board meeting was cancelled.